Multi-family
49 Columbus Ave · Buffalo, NY
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $691 – $1,283
Heat risk 3/10 · Minor
- Hot days now (above 92°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 8 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- Cash flow +30.0/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Rent growth +4.4/5.0
- Schools +4.4/10.0
- Livability +3.9/5.0
- Condition / age +3.8/5.0
- Appreciation +0.0/10.0
$250,000
49 Columbus Ave · Buffalo, NY 14220
6 bd · 2.0 ba · 2,310 sqft · MultiFamily
public records
· 55 Days on market
Built 1940
3,815 sqft lot
$108/sqft
· 36% below area
Est $393k · 36% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records
Listing remarks
Welcome to 49 Columbus Avenue. Professionally owned and maintained 3/3 Double in Prime South Buffalo Neighborhood. Both units feature spacious floor plans and refreshed kitchens and bathrooms. Experience peace of mind with substantial capital improvements completed in 2025 including high efficiency furnaces, updated electrical service and basement insulation. The architectural roof was a full tear off in 2024 to add to your peace of mind. Maintenance-free vinyl exterior and off street parking with concrete parking pad in rear of property. Full basement with laundry amenities and walk-up attic for additional storage potential. Plenty of upside in this great investment opportunity!
Key facts
- Refreshed kitchens
- Refreshed bathrooms
- Architectural roof
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 6-bed/2.0-bath multifamily listed at $250k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $2k ($20k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $250k).
- Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
- Cap rate 14.3% vs local median 6.9% in Buffalo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
Location & tenants
- Location reads 77/100 on livability (#195 in NY, #3,011 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, employment D-.
- Buffalo City School District (urban): math 41% / reading 40% proficiency, ranked #535 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
- Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
- Market conditions: Rents rising fast (+7.6%/yr); 241 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
- At $3,962/mo this rent would consume 67% of the median local household income ($71k/yr) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
- At projected returns (-3.0% appreciation + 7.6% rent growth), your $70k cash investment doubles in ~4 years — after that, you're playing with house money.
Negotiation context
- It's been on market 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Risks & watch-outs
- Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer
$242,500
(3.0% below list)
Questions for the listing agent
- It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
- What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
- What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.58% ✓
- Cap rate
- 14.26%
- Cash-on-cash
- 28.46%
- DSCR
- 2.27
- GRM
- 5.3
CMA / ARV
- ARV (median comp)
- $393,148
- List price
- $250,000
- Delta
- -36.41%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 288 Abbott Rd | 0.44mi | 5/2.0 (-1) | 2,332 (+1%) | 0mo | $192,500 | $83 | 72 |
| 110 Trowbridge St | 0.43mi | 6/2.0 | 2,264 (-2%) | 8mo | $180,000 | $80 | 70 |
| 77 Sheffield Ave | 0.34mi | 6/2.0 | 2,492 (+8%) | 2mo | $265,000 | $106 | 69 |
| 212 Lockwood Ave | 0.26mi | 6/2.0 | 2,544 (+10%) | 3mo | $260,000 | $102 | 69 |
| 153 Good Ave | 0.65mi | 6/2.0 | 2,364 (+2%) | 0mo | $150,000 | $63 | 65 |
| 40 Magnolia Ave | 0.58mi | 5/2.0 (-1) | 2,276 (-2%) | 0mo | $300,000 | $132 | 65 |
| 389 Cumberland Ave | 0.51mi | 5/2.0 (-1) | 2,328 (+1%) | 8mo | $280,000 | $120 | 63 |
| 35 Kimmel Ave | 0.71mi | 6/2.0 | 2,218 (-4%) | 5mo | $225,000 | $101 | 56 |
| 276 Choate Ave | 0.41mi | 6/2.0 | 2,608 (+13%) | 8mo | $195,000 | $75 | 53 |
| 97 Red Jacket Pkwy | 0.57mi | 6/2.0 | 2,588 (+12%) | 4mo | $220,000 | $85 | 50 |
| 102 Rutland St | 0.59mi | 5/2.0 (-1) | 2,640 (+14%) | 3mo | $340,000 | $129 | 41 |
| 39 Kimmel Ave | 0.72mi | 6/2.0 | 2,016 (-13%) | 7mo | $152,000 | $75 | 40 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 7.62% rent growth · sell at horizon
5-year hold
- IRR
- 27.5%
- Equity multiple
- 2.21×
- Total profit
- $84,393
- Equity at exit
- $37,276
10-year hold
- IRR
- 37.5%
- Equity multiple
- 5.23×
- Total profit
- $296,255
- Equity at exit
- $21,615
Cash invested: $70,000 (down + closing). Projections, not guarantees.
Landlord ↔ Tenant lean methodology
- Overall (STATE)
- 15 Strongly Tenant-Friendly
- State New York
- 15 Strongly Tenant-Friendly · D+10
- County
- — inherits STATE
- City
- — inherits STATE
NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 19 active · 30 under contract
- Months of supply
- 4.4 mo (23%/mo absorbed)
- Median asking
- $225,000 ($95/sqft)
- Median days on market
- 54 d
- This list price
- 79% of active listings are priced below it
- ARV vs active asking
- +79.7% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 14220
- Home prices YoY
- -26.7%
- Rents YoY
- 7.6%
- Active inventory
- 241
- Price-to-rent
- 15.8×
Monthly cashflow live
↻
- Estimated rent
- $3,962 high interval (Pro) →
- Mortgage (P&I)
- −$1,311
- Tax from tax record
- −$55 /mo · $657/yr
- Insurance
- −$104
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$832
- Net cashflow
- $1,660
3-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 3× units | 3 | 1 | $3,963 |
| #1 | 3 | 1 | $1,321 |
| #2 | 3 | 1 | $1,321 |
| #3 | 3 | 1 | $1,321 |
| Total (3 units) | $3,962 | ||
Break-even live
Break-even rent
$1,861
Max offer price
$250,000
Occupancy floor
53%
Sensitivity live
| Price | -10% $1,802 | -5% $1,731 | +0% $1,660 | +5% $1,589 | +10% $1,519 |
|---|---|---|---|---|---|
| Rent | -10% $1,347 | -5% $1,504 | +0% $1,660 | +5% $1,817 | +10% $1,973 |
| Rate | -1.0pp $1,786 | -0.5pp $1,724 | base $1,660 | +0.5pp $1,595 | +1.0pp $1,529 |
UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt
Financing live
Cash to close
- Down payment
- $62,500
- Closing costs
- $7,500
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 85 Como Ave Buffalo, NY | 3.0 | 1.0 | 1257 | $1,600 | $1.27 | 0d | 1 | 0.12mi |
| 25 Richfield Ave Buffalo, NY | 3.0 | 1.0 | 2842 | $1,400 | $0.49 | 0d | 1 | 0.15mi |
| 39 Coronada St Buffalo, NY | 3.0 | 1.0 | — | $1,200 | — | 139d | 1 | 0.16mi |
| 212 Lockwood Ave Unit 2 Buffalo, NY | 3.0 | 1.0 | 1272 | $1,350 | $1.06 | 0d | 1 | 0.28mi |
| 212 Lockwood Ave Unit 1 Buffalo, NY | 3.0 | 1.0 | 1272 | $1,475 | $1.16 | 0d | 1 | 0.28mi |
| 86 Edgewood Ave Buffalo, NY | 2.0 | 2.0 | 1700 | $1,650 | $0.97 | 0d | 1 | 0.31mi |
| 44 Folger St Buffalo, NY | 2.0 | 1.0 | — | $1,000 | — | 7d | 1 | 0.32mi |
| 151 Amber St Unit Upper Buffalo, NY | 2.0 | 1.0 | 1058 | $1,200 | $1.13 | 78d | 1 | 0.33mi |
| 74 Woodside Ave Unit 1 Buffalo, NY | 3.0 | 1.0 | 1250 | $1,510 | $1.21 | 93d | 1 | 0.40mi |
| 89 Macamley St #2 Buffalo, NY | 3.0 | 1.0 | 1274 | $1,100 | $0.86 | 106d | 1 | 0.43mi |
| 32 Milford St Buffalo, NY | 3.0 | 1.0 | — | $1,425 | — | 139d | 1 | 0.45mi |
| 30 Macamley St Unit 1 Buffalo, NY | 3.0 | 2.0 | 2392 | $1,300 | $0.54 | 10d | 1 | 0.48mi |
| 109 Spaulding St Unit Rear Buffalo, NY | 2.0 | 1.0 | 3000 | $1,150 | $0.38 | 139d | 1 | 0.49mi |
| 109 Spaulding St Unit Rear Buffalo, NY | 2.0 | 1.0 | 3000 | $1,150 | $0.38 | 99d | 1 | 0.49mi |
| 298 Cumberland Ave Buffalo, NY | 3.0 | 1.5 | 1208 | $2,200 | $1.82 | 93d | 1 | 0.49mi |
| 122 Spaulding St Buffalo, NY | 3.0 | 1.0 | — | $1,100 | — | 88d | 1 | 0.51mi |
| 214 Abbott Rd Unit 2 Buffalo, NY | 2.0 | 1.0 | 945 | $1,200 | $1.27 | 110d | 1 | 0.51mi |
| 21 Amber St Unit UPPER Buffalo, NY | 2.0 | 1.0 | 2112 | $1,300 | $0.62 | 73d | 1 | 0.53mi |
| 255 Woodside Ave Unit Lower Unit Buffalo, NY | 3.0 | 1.0 | 1400 | $1,650 | $1.18 | 0d | 1 | 0.59mi |
| 281 Woodside Ave Unit 2 Buffalo, NY | 3.0 | 1.0 | 1300 | $1,350 | $1.04 | 0d | 1 | 0.62mi |
| 80 Abbott Rd Buffalo, NY | 3.0 | 1.0 | — | $1,400 | — | 88d | 1 | 0.65mi |
| 719 Abbott Rd Unit uppe Buffalo, NY | 3.0 | 1.0 | 1400 | $1,400 | $1.00 | 0d | 1 | 0.66mi |
| 178 Ridgewood Rd Unit 3 Buffalo, NY | 2.0 | 1.0 | 950 | $1,200 | $1.26 | 82d | 1 | 0.67mi |
| 61 Princeton Pl Buffalo, NY | 2.0 | 1.0 | 860 | $1,250 | $1.45 | 63d | 1 | 0.72mi |
| 61 Princeton Pl Buffalo, NY | 2.0 | 1.0 | 820 | $1,300 | $1.59 | 98d | 1 | 0.72mi |
| 187 Melrose St Unit 2 Buffalo, NY | 2.0 | 1.0 | — | $700 | — | 78d | 1 | 0.73mi |
| 40 Geary St Unit 1 Buffalo, NY | 3.0 | 1.0 | 2544 | $1,350 | $0.53 | 71d | 1 | 0.76mi |
| 74 Ashton Pl Buffalo, NY | 3.0 | 1.0 | 1294 | $1,100 | $0.85 | 10d | 1 | 0.79mi |
| 2111 Seneca St #3 Buffalo, NY | 2.0 | 1.0 | 937 | $1,150 | $1.23 | 139d | 1 | 0.80mi |
| 76 Hammerschmidt Ave Buffalo, NY | 3.0 | 1.0 | 1200 | $1,275 | $1.06 | 97d | 1 | 0.80mi |
| 5 Boone St Buffalo, NY | 2.0 | 1.0 | — | $1,100 | — | 7d | 1 | 0.80mi |
| 696 Hopkins St Unit 2 Buffalo, NY | 2.0 | 1.0 | 750 | $950 | $1.27 | 139d | 1 | 0.80mi |
| 700 Hopkins St Buffalo, NY | 3.0 | 1.0 | 1100 | $1,225 | $1.11 | 110d | 1 | 0.81mi |
| 1927 Seneca St Buffalo, NY | 3.0 | 1.0 | 1196 | $1,250 | $1.05 | 119d | 1 | 0.83mi |
| 1899 Seneca St Buffalo, NY | 3.0 | 1.0 | 1134 | $1,075 | $0.95 | 110d | 1 | 0.85mi |
| 109 Unger Ave Unit 109 Unger Upper Buffalo, NY | 2.0 | 1.0 | 1200 | $1,325 | $1.10 | 10d | 1 | 0.86mi |
| 17 Mineral Springs Rd Buffalo, NY | 1.0–2.0 | 1.0–2.0 | 810 | $1,610 | $1.99 | 0d | 1 | 0.87mi |
| 34 Hayden St Unit Back Buffalo, NY | 3.0 | 1.0 | 1200 | $1,600 | $1.33 | 139d | 1 | 0.89mi |
| 40 Ryan St Buffalo, NY | 2.0 | 1.0 | — | $1,250 | — | 119d | 1 | 0.89mi |
| 46 Norman Ave Buffalo, NY | 2.0 | 1.0 | — | $700 | — | 63d | 1 | 0.90mi |
Property features AI
Finance
- Financial info
- Owner pays trash collection and waterRent includes trash collection and waterTwo units total with separate gas and electric meters (2 each)Operating expenses include insurance, maintenance, rent, and water/sewerCurrent rents: one unit $1,075 (leased through Aug 31, 2026), other unit $900 (leased through Aug 31, 2026)
Exterior
- Parking
- Concrete and paved parking available
- Utilities
- Cable availableElectricity connected (circuit breakers)High-speed internet availablePublic water connectedSewer connected
- Home design
- 2-story buildingResidential 2-unit zoningResale property
- Construction
- Vinyl sidingSpray foam insulationBlock and stone foundationAsphalt architectural shingle roof
- Exterior features
- Covered porchPorchNear public transitRectangular residential lotCity street frontage
Interior
- Kitchen
- Eat-in kitchen in each unit
- Bedrooms
- Two 3-bedroom units (each with Eat-In Kitchen, Formal Dining Room, Living Room)
- Flooring
- CarpetLaminateLuxury vinylVaries
- Bathrooms
- Each unit has 1 full bathroom (2 full bathrooms total)
- Heating & cooling
- Gas, forced air heatingHas heating
- Interior features
- Thermal windowsCeiling fan(s)
- Laundry & utility
- Washer hookup
Listing history 46 events
-
2026-07-31days on market $250,000 Active 55 DOM
-
2026-07-30days on market $250,000 Active 54 DOM
-
2026-07-30days on market $250,000 Active 53 DOM
-
2026-07-28days on market $250,000 Active 52 DOM
-
2026-07-26days on market $250,000 Active 50 DOM
-
2026-07-24days on market $250,000 Active 48 DOM
-
2026-07-23days on market $250,000 Active 47 DOM
-
2026-07-22days on market $250,000 Active 46 DOM
-
2026-07-21days on market $250,000 Active 45 DOM
-
2026-07-20days on market $250,000 Active 44 DOM
-
2026-07-18days on market $250,000 Active 42 DOM
-
2026-07-18days on market $250,000 Active 41 DOM
-
2026-07-16days on market $250,000 Active 40 DOM
-
2026-07-15days on market $250,000 Active 39 DOM
-
2026-07-14days on market $250,000 Active 38 DOM
-
2026-07-13days on market $250,000 Active 37 DOM
-
2026-07-13days on market $250,000 Active 36 DOM
-
2026-07-11days on market $250,000 Active 35 DOM
-
2026-07-10days on market $250,000 Active 34 DOM
-
2026-07-09days on market $250,000 Active 33 DOM
-
2026-07-07days on market $250,000 Active 31 DOM
-
2026-07-06days on market $250,000 Active 30 DOM
-
2026-07-05days on market $250,000 Active 29 DOM
-
2026-07-03days on market $250,000 Active 27 DOM
-
2026-07-02days on market $250,000 Active 26 DOM
-
2026-07-01days on market $250,000 Active 25 DOM
-
2026-06-30days on market $250,000 Active 24 DOM
-
2026-06-29days on market $250,000 Active 23 DOM
-
2026-06-28days on market $250,000 Active 22 DOM
-
2026-06-27days on market $250,000 Active 21 DOM
-
2026-06-27days on market $250,000 Active 20 DOM
-
2026-06-25days on market $250,000 Active 18 DOM
-
2026-06-22days on market $250,000 Active 16 DOM
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2026-06-21days on market $250,000 Active 15 DOM
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2026-06-18days on market $250,000 Active 12 DOM
-
2026-06-18status $250,000 Active 11 DOM
-
2026-06-09status $250,000 Pending 11 DOM
-
2026-06-08days on market $250,000 Active 11 DOM
-
2026-06-07days on market $250,000 Active 10 DOM
-
2026-06-03days on market $250,000 Active 6 DOM
-
2026-06-02days on market $250,000 Active 5 DOM
-
2026-06-01days on market $250,000 Active 4 DOM
-
2026-05-31days on market $250,000 Active 3 DOM
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2026-05-28$250,000 Active
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2020-12-17soldstatus $683,353
-
2009-08-14soldstatus $43,000
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Tax reassessment forecast NY · Partial reset (capped growth)
- Current annual tax
- $657 · $55/mo
- Projected year-2 tax
- $2,441 · $203/mo
- Expected delta
- +$1,784/yr (+$149/mo · 271.5%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
- Wind 1/10 Low
- Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $47,544
- − Mortgage interest
- −$14,004
- − Property taxes
- −$657
- − Insurance
- −$1,250
- − Repairs & maintenance
- −$3,804
- − Management
- −$3,804
- − Depreciation
- −$7,273
- Taxable income
- $16,753
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$4,021
- After-tax cash flow
- $15,900/yr
For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.
Condition & rehab AI · 2 photos
75/100
Cosmetic rehab
Est. rehab $11,550–$34,650 screening
This multi-family property is in good condition with recent improvements, offering a solid investment opportunity.
Components & finishes AI
Roof asphalt shingle · good
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and resale value ↑
- Both Landscaping improvements — Enhances curb appeal and rental appeal ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 44/100
Zoned Schools
Elementary
Lorraine Elementary School
F
NY #1,444/2,108
Nat'l #19,648/41,679
High
South Park High School
D
NY #999/1,100
Nat'l #6,127/17,239
Schools (NCES district)
- District
- Buffalo City School District
- NCES district ID
- 3605850
- Math proficiency
- 41% ▲ 11.00%
- Reading proficiency
- 40% ▲ 7.00%
- Median HH income
- $31,665
- Composite
- 33.17/100
- National rank
- #5544
- State rank
- #535 of 590 in NY
B
Composite livability gradescore 77/100
Livability — Buffalo
- Score
- 77/100
- State rank
- #195
- US rank
- #3011
Category grades
Amenities A
Commute A+
Cost of living A
Crime F
Employment D-
Housing A+
Health & safety A+
User ratings F
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Buffalo, NY
- County
- Erie County · 933,037 people
- City population
- 440,021
- Metro
- Buffalo-Cheektowaga, NY
- Population (ZIP)
- 24,428
- Household income
- $70,963
- Rent vs Own
- Severe rent burden
- 12% of renters
Population outlook (Erie County) Hauer SSP2
- Today (2025)
- 933,037 people
- By 2030
- 935,181 · +0.2%
- By 2040
- 928,531 · -0.5%
- By 2050
- 905,725 · -2.9%
- By 2075
- 834,037 · -10.6%
- By 2100
- 708,033 · -24.1%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (76%)
- Race & ethnicity
- White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
- Hispanic origin (detail)
- Puerto Rican 10% Cuban 1%
- Common ancestry
- Romanian 16% Lithuanian 1% Subsaharan African 1%
- Foreign-born
- 4% · Canada, Jamaica, China
- Languages at home
- 90% English-only · Spanish 4% Chinese 1%
Political lean MEDSL · Erie
- 2024 margin
- Lean D (+9.7) · D 54.8% · R 45.2%
- 2008→2024 swing
- -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
- All cycles
- 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -146.29%
- Current HPI
- 402.5053
- Rent YoY
- ▲ 7.62%
- Metro
- Buffalo-Cheektowaga, NY
- State GDP YoY
- ▲ 2.60%
- F500 in state
- 92
Industry mix (Fortune 500 HQ in NY)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Financial Services | 10 | $950B |
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| Consumer Goods | 9 | $162B |
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| Insurance | 4 | $225B |
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| Telecommunications | 2 | $144B |
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| Pharmaceuticals | 2 | $112B |
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| Media / Entertainment | 2 | $69B |
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Price history
+481.4% since first listed5 events — show timeline
- 2026-06-18 Relisted — WNYREIS
- 2026-06-09 Pending — WNYREIS
- 2026-05-28 Listed $250,000 WNYREIS
- 2020-12-17 Sold (Public Records) $683,353 Public Records
- 2009-08-14 Sold (Public Records) $43,000 Public Records
Property tax history
+6.0%/yrLatest (2025): $657 · +10.6% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…